HomeMy WebLinkAboutPC Reso 87-033 PA 86-134.1 Standard Pacific of Northern CA- Village VII of the villages at Alamo Creek project RESOLUTION NO. 87 - 033
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING CONDITIONAL USE PERMIT REQUEST PA 86-134.1
STANDARD PACIFIC OF NORTHERN CALIFORNIA - VILLAGE VII OF THE VILLAGES
AT ALAMO CREEK PROJECT FOR A PROPOSED MULTIPLE FAMILY RESIDENTIAL DEVELOPMENT
OF 139 UNITS PROPOSED OVER A 16.3+ ACRE PROPERTY FRONTING ALONG THE SOUTH SIDE
OF THE TERMINUS OF SHADY CREEK ROAD
WHEREAS, Standard Pacific of Northern California requests approval
of a Conditoinal Use Permit to allow modification to the approved Land Use and
Development Plan for the Villages at Alamo Creek PD, Planned Development
District and Tentative Map project to establish a new Land Use and Development
Plan for Village VII of the project; and
WHEREAS, Section 8-31.18 of the Zoning Ordinance establishes the
Conditional Use Permit process as the mechanism to allow consideration of minor
modifications to approved Land Use and Development Plans; and
WHEREAS, Standard Pacific of Northern California concurrently
requests approval of a Tentative Map for the proposed 139-unit townhouse
project; and
WHEREAS, the Planning Commission did hold public hearings on said
applications on May 4, 1987, and May 18, 1987; and
WHEREAS, proper notice of said public hearings was given in all
respects as required by law; and
WHEREAS, pursuant to State and City environmental regulations, a
Mitigated Negative Declaration of Environmental Significance has been
previously adopted for the PD, Planned Develpoment District and Master
Subdivision covering the Villages at Alamo Creek project (City Council
Resolution No. 30-86); and
WHEREAS, the Staff Report and Supplemental Staff Report were
submitted recommending that the Conditional Use Permit application be
conditionally approved; and
WHEREAS, the Planning Commisison did hear and consider all said
reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, the proposed land use, if conditionally approved is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds:
A. The Conditional Use Permit and Tentative Map requests are substantially
consistent with the intent and requirements set forth within the Conditions of
Approval covering this property. Specifically, the request is substantially
consistent with the requirements set forth by Resolution No. 31-86 of the
Dublin City Council (PA 85-041.1 Planned Development Rezoning) and Resolution
No. 32-86 of the Dublin City Council (PA 85-041.2 Tentative Map 5511).
B. The approval of the Conditional Use Permit and Tentative Map requests
will be consistent with the Dublin General Plan.
C. The Conditional Use Permit and Tentative Map requests will not have a
significant environmental impact. A Mitigated Negative Declaration of
Environmental Significance for the Rezoning and Tentative Map applications (PA
85-041.1 and .2) has been previously issued covering the proposed residential
project.
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D. The Conditional Use Permit and Tentative Map requests are appropriate for
the subject property in terms of being compatible to existing and planned land
uses in the area, will be visually attractive, will not overburden public
services, and will provide housing of a type and cost that is desired, yet not
readily available in the City of Dublin.
E. The Conditional Use Permit and Tentative Map requests will not have
substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public
improvement.
F. General site considerations, including site layout, vehicular access,
circulation and parking, setbacks, public safety and similar elements, have
been designed to provide a desirable environment for the development.
G. General architectural considerations, including the character, scale and
quality of the design, the architectural relationship with the site building
materials, colors and similar, elements have been incorporated into the project
in order to insure compatibility of this development with its design concept
and the character of planned future land uses.
H. General landscape considerations, including the locations, provisions for
irrigation, maintenance and protection of landscaped areas and similar
elements, have been considered to insure visual relief to complement buildings
and structures and to provide an attractive environment for the public.
I. The site is physically suitable for the proposed development in that the
site is indicated to be geologically satisfactory for the type of development
proposed in locations as shown, and the site is in a good location regarding
public services and facilities.
CONDITIONS OF APPROVAL:
Unless otherwise specified, the following conditions shall be complied with
prior to issuance of building permits. Each item is subject to review and
approval by the Planning Department unless otherwise specified.
1. Except as specifically modified or elaborated upon by the conditions listed
below, development of the 16.3+ acre - 138-unit townhouse project shall
conform to the Conditions of Approval established by Resolution Nos. 31-86
and 32-86 of the Dublin City Council, approved on March 24, 1986, for City
File PA 85-041.1 and .2 (see Attachments A and B).
2. Except as specifically modified elsewhere in these Conditions, development
shall be generally consistent with the following submittals:
a. Detailed Project Description for Village VII (Dublin Townhomes) - as
described by the Written Statement dated received December 19, 1986,
and the Environmental Assessment Form submitted with the application
and also dated received December 19, 1986.
b. Architectural Elevations and Floor Plans prepared by Calderon, Nakamura
& Associates, consisting of eight sheets and dated received
December 19, 1986.
c. Revised Preliminary Landscape Plans prepared by Frisbie, Wood &
Associates, consisting of one sheet and entitled "Dublin Townhomes" and
dated received April 17, 1987.
d. Revised Site Plan prepared by Frisbie, Wood & Associates, consisting of
one sheet and entitled "Dublin Townhomes" and dated received April 16,
1987.
3. Except as may be specifically provided for within these Conditions of
Approval, the development shall comply with City of Dublin Site Development
Review Standard Conditions (see Attachment C).
4. Except as may be specifically provided for within these Conditions of
Approval, development shall comply with City of Dublin Police Services
Standard Residential Building Security Requirements (see Attachment D).
5. The Developer shall complete and submit the City of Dublin Standard Plant
Material, Irrigation System and Maintenance Agreement (see Attachment E).
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6. The design, location and materials utilized for any project retaining walls
and fences shall be subject to review and approval as part of the project
Site Development Review. Liberal use of 2-foot to 3-foot high retaining
walls shall be made along the rear (west) sides of Building Groups #4
through #8 inclusive, if determined necessary through the project Site
Development Review to provide adequately dimensioned landscape areas at the
toe of the adjoining hillside slope.
7. The root shields utilized throughout this project shall be by Deep Root
Control Products, made of high impact polystyrene, or of an equivalent
design, as determined acceptable by the City Engineer. The locations where
root shields shall be utilized shall be subject to review and approval by
the City Engineer.
8. The Conditional Use Permit approval shall be valid until May 14, 1988. The
approval period for the Conditional Use Permit may be extended six
additional months (Applicant must submit a written request for the
extension prior to the expiration date of the Conditional Use Permit) by
the Planning Director upon his determination that the Conditions of
Approval remain adequate to assure that the above stated Findings of
Approval will continue to be met. Failure to excerise the approval, or to
make substantial progress in completing the project, will cause the permit
to become null and void.
9. The detailed design review of the emergency vehicular access shown at the
northeastern edge of the project shall be subject to review and approval as
part of the project Site Development Review (including review of the
design, materials and exact location of the emergency vehicular access and
means of gating and signing the interconnection). The manner of securing,
or gating, this access connection shall be subject to review and approval
by the Planning Department, DSRSD - Fire Department and the Police
Department, prior to installation.
10. The following site plan modifications shall be made to bring the project
into substantial conformance with the Staff Study - Site Plan of April,
1987. Minor deviations from the precise measurements cited below may be
considered by the Planning Director through the project Site Development
Review process.
a. The setback for the patio areas for Building Grouping #1, as measured
from the property line along Shady Creek Road, shall be increased to a
20-foot minimum (by a modification to the configuration of patios
and/or by the reduction or elimination of the staggered footprint for
this particular Building Grouping by changing Building Groupings #1 and
#2 both to five-unit Building Groupings). These changes shall be made
in conjunction with increasing the street side sideyard setback for
Building Grouping #1 (east side of buildings) to a minimum of 15 feet.
b. Building to building separation for Building Groupings #4 through #8
inclusive shall be adjusted to observe a minimum separation of 25 feet.
c. The drive aisle area adjacent to Building Grouping #10 shall be
modified to allow a 35-foot radius turn-around, or shall be returned to
a "T" intersection with a stop sign for southbound traffic traveling
adjacent to Building Grouping #8.
d. Building to building separation for Buildings Groupings #9 through #14
inclusive shall be adjusted to observe a minimum separation of 20 feet.
e. The two parking spaces at the northeast corner of Building Grouping #14
shall be eliminated, and the locations of Building Groupings #12
through #14 inclusive shall be adjusted to maximize their building to
building separation dimension.
f. Perpendicular parking proposed at the southeast sides of Building
Groupings #15 and #17 shall be modified to parallel parking (two spaces
at the end of each Building Grouping), and the two Building Groupings
shall be shifted to the southeast by 9+ feet to increase the size of
the central common area.
g. One parking space shall be added to the parking area between Building
Groupings #18 and #19.
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h. Parking adjoning the south side of Building Grouping #20 shall be
modified as necessay to accommodate the changes detailed in item "c."
above.
i. The northerly unit on Building Grouping #20 shall be eliminated to
visually and physically open up the central common area to the units at
the southwest portion of the site.
j. Perpendicular parking proposed at the west sides of Building Groupings
#21 and #22 shall be modified to parallel parking (two spaces at the
end of each Building Grouping), and the two Building Groupings shall be
shifted to the west by 9+ feet to increase the size of the central
common area.
k. One parking space shall be added to the parking area located between
Building Groupings #24 and #25.
1. The location of the change room, solar trellis, spa and swimming pool
shall be adjusted to pull this combination of facilities more tightly
together by the open space stem and adjoining Building Groupings #24
and #25 to allow the creation of a larger open lawn area adjacent to
the southwest side of these facilities.
11. The color scheme for this project shall be submitted for review and
approval as part of this Site Development Review application.
12. Textured project entry pavement treatment shall be supplied at both project
entries off of Shady Creek Road. The design, materials, dimensional layout
and traffic signing for the entry pavement areas shall be subject to review
and approval as part of the project Site Development Review.
13. The striping and signing of internal roadways shall be subject to review
and approval by the City Engineer prior to installation. Internal roadways
shall be posted as private streets. Parking area striping and signing
shall include small car, handicapped and visitor parking information. Use
of double striping for parking spaces is encouraged.
14. The pedestrian walkway system developed for this project shall include a
penetration of the project perimeter fencing at the northwest corner of the
project to provide a connection for project residents to the future
pedestrian walkway system extending from the adjoining cul-de-sac bulb up
to the Dougherty Hills Park.
15. Provisions for security gating systems, if proposed, shall be subject to
review and approval by the Planning Director and City Engineer as part of
the project Site Development Review. The size and location of back-up
stalls in front of security gates shall be adequate to accommodate a
"step-van" making a "T" hammerhead turn-around movement. The specific
design of the gates and the gate opening mechanisms shall be subject to
review and approval by the Planning Department and the City Engineer. The
resultant lane widths of lanes at the security gates must meet the
requirements of the DSRSD - Fire Department.
16. The advisory statements to be supplied to project residents regarding
potential noise impacts related to the Camp Parks Reserve Training
Facility, proposed to be included within the project rental agreement,
shall be substantially consistent with the following statement. Written
acknowledgement shall be secured from buyers, and shall be part of the
settlement documents between seller and buyer. A copy of said
acknowledgments shall be given to the Planning Department.
The Villages at Alamo Creek Residential Community lies adjacent
to the Parks Reserve Forces Training Area. The following reports
have been prepared addressing the potential noise impacts to the
future residents of the Villages at Alamo Creek due to activity
at Camp parks: 1) "Roadway Traffic and Parks RFTA Noise Analysis
Study for Alamo Creek Villages, Dublin, California", prepared by
Edward L. Pack Associates, Inc., and dated July 2, 1985,
2) "Sound Transmission (STC) Ratings for the Windows of the
Planned Alamo Creek Villages", Dublin, prepared by Edward L. Pack
Associates, Inc., and dated September 4, 1985, 4) "Alamo Creek
Villages Noise Assessment", prepared by Charles M. Salter
Associates, Inc., and dated December 13, 1985, and 5) "Final
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Comments Regarding Noise Impacts on the Villages at Alamo Creek",
prepared by Charles M. Salter Associates, Inc., and dated January
17, 1986.
Presently there is no specific information on the number of days
that use of each of the arms training ranges will occur, nor as
to the number of rounds that would be fired at each range over
the course of the year. Therefore, an accurate value for the
annual average community noise equivalent level (CNEL) at the
Villages cannot be calculated. However, based on previous noise
measurements and the fact that there will be virtually no
nighttime activity at this site, it is anticipated that the
annual CNEL will be below the City of Dublin's outdoor noise
criteria for residential development--a CNEL of 60 dB. On
certain days with high activity levels, maximum noise levels will
reach 70 dBA. These levels will exceed background noise levels
in the area by as much as as 30 dBA and could be expected to
annoy some of the residents.
While the Army has previously indicated they do not anticipate
having helicopters fly directly over residential areas, they do
expect approximately 10 military helicopter flights per week into
the Camp Parks area. Because these military helicopters generate
high noise levels, sporatic complaints about helicopter over-
flights can be expected. However, no nighttime helicopter
flights are currently anticipated.
Efforts have been made to sound-insulate all the residential
buildings to mitigate potential noise impacts within the
structures.
17. The Applicant shall submit a Private Vehicle Accessway Agreement for review
and approval by the City Engineer and City Attorney. The Agreement shall
serve to establish a contract which will enable the City to provide
specified maintenance service on the vehicle accessways in the event the
Developer or the Homeowner's Association fails to so maintain them (see
Example Draft - Attachment F).
18. All signs established for project identification (as regards to number,
size, location, copy and design) shall be submitted for review and approval
as part of the Site Development Review process. No off-site subdivision
signs shall be utilized within the City limits until the appropriate
Conditional Use Permit approvals are secured.
19. Upon the initial occupancy of units in Village VII, all construction shall
be limited to take place between the hours of 7:30 a.m. and 6:00 p.m.,
Monday through Friday, except as may be approved in advance in writing by
the City Engineer.
20. Transformers, irrigation control boxes, backflow devices, valves, and the
like, shall be enclosed in vaults, fencing and/or painted out and land-
scaped, as determined acceptable to the Planning Director.
21. If occupancy is requested to occur in phases, then all physical improvements
shall be required to be in place prior to occupancy except for items
specifically excluded in a Construction-Phased Occupancy Plan approved by
the Planning Department. Said plan shall be submitted a minimum of 45 days
prior to the occupancy of any unit covered by the plan. No individual unit
shall be occupied until the adjoining area is finished, safe, accessible,
provided with all reasonable expected services and amenities, and completely
separated from remaining additional construction activity. Any approved
Construction-Phased Occupancy Plan shall have sufficient cash deposits or
other assurances to guarantee that the project and all associated
improvements shall be installed in a timely and satisfactory manner. Any
approved Construction-Phased Occupancy Plan shall indicate the proposed
timing of completion of the recreational facility. At the request of the
Planning Director, written acknowledgements of continuing construction
activity shall be secured from the property owners and any and all occupants
or tenants for the portions of the Village to be occupied, and shall be
filed with the Planning Department. Said acknowledgements for a subdivision
shall be part of the settlement documents between the Developer and buyer,
if applicable.
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22. Plans for the Site Development Review application shall detail finish grades
on all walkways. The pathway system shall incorporate use of rampways,
rather than stairways, wherever the size and grade of the surrounding
landscape areas feasibly allows their use.
23. Unless specifically provided for within the Project Improvement Plans,
parking of recreational vehicles (as defined in Section 8-22.51 of the City
Zoning Ordinance) within this project is specifically prohibited. Said
restrictions shall be prominently outlined within the lease agreements for
all project tenants and, as applicable, the Terms of Sale Agreement for
individuals purchasing units in the condominium project. Copies of such
documents shall be submitted to the Planning Department.
24. The Developer shall submit Landscaping Plans with the Site Development
Review application, detailing planting plans for the creek slope area along
the southeast and eastern sides of the project. Tree planting in these
areas shall be at 1 tree @ 350 sq. ft. planting ratio (100+ total trees).
Said trees shall be installed above the flood control channel maintenance
road and shall be planted to reflect the requirements of Alameda County
Flood Control & Water Conservation District - Zone 7. Said trees shall be
planted in conjunction with the planting within the remainder of the creek,
and shall be completed prior to the issuance of the 70th occupancy permit
for Village VII. If the Applicant cannot secure the necessary approvals
from Zone 7 to allow the installation of the referenced tree planting, the
direction/input from Zone 7 regarding the proposed planting may serve to
modify the planting requirement. The tree slope planting plan shall be
modified, as necessary, to reflect the tree type selections determined
acceptable to the City Engineer and Planning Director.
25. Development shall comply with Conditions outlined within the City Engineer's
memorandum of February 3, 1987, except as pertains to Items #1, #4, #9 and
#10 of that memorandum (see Attachment G). Regarding these four items, the
Findings and General Provisions established for the entire Villages at Alamo
Creek PD, Planned Development District (as applied by City Council
Resolution No. 31-86, Conditions 18 d., 47, 53 and 46 c., respectively)
shall remain in effect and applicable to this development.
26. Detailed project landscaping and irrigation plans and area lighting plans
shall be submitted for review and approval as part of the project Site
Development Review process.
27. The design and magnitude of any additional hillside grading along the rear
(west) sides of Building Groupings #4 through #9 inclusive which is done to
increase the open area at the rear of the units shall be subject to review
and approval through the project Site Development Review.
28. A 15-foot strip running along the base of the slopes and adjoining and west
of Building Groupings #4 through #9 inclusive shall be intensely landscaped
in conjunction with this project.
PASSED, APPROVED AND ADOPTED this 18th day of May, 1987.
AYES: Commissioners Burnham, Mack, Petty and Raley
NOES: None
ABSENT: Commissioner Barnes
Planning Commission Chai erson
ATT ST:
Planning irector
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